OSCEOLA CORPORATE CENTER PD Amendment & Agreement Osceola County, Florida Prepared for: Deerfield Land Corporation PO Box 2353 Orlando, FL 32802-2353 Prepared by: IVEY PLANNING GROUP, LLC 691 Keeneland Pike, Lake Mary, FL 32746 (407) 660-8881 Revised September 9, 2013 July 10, 2013
TABLE OF CONTENTS APPLICANT INFORMATION... 1 2013 PD AMENDMENT... 1 Purpose of the Proposed Amendment... 1 Description of Proposed Amendments... 1 2013 PD AGREEMENT... 3 Background and Introduction... 3 Organization of PD... 3 I. GENERAL INFORMATION.... 4 A. Development Program... 4 B. The PD Master Plan... 4 C. Access Management... 5 D. Open Space and Preserved Lands... 5 E. Perimeter Buffers... 5 F. Residential Densities..5 II. NON-TOD LAND USES & DEVELOPMENT STANDARDS... 5 A. Permitted Uses... 6 B. Design Standards... 8 1. Minimum Setbacks...8 2. Dumpsters...8 3. Parking...9 4. Roads...9 5. Outdoor Sales and Storage...10 6. Multiple Buildings on a Single Lot...10 7. Signage...10 8. Landscaping 11 III. TRANSIT ORIENTED DEVELOPMENT PRIMARY ZONE... 11 A. Use..... 11 B. Mix of Uses.... 12 C. Design Standards... 12 D. Block Size... 14 E. Signage.... 14 F. Public Uses... 14 G. Streets... 14 H. Parking... 15 I. Pedestrian and Bicycle System... 15
IV. TOD SECONDARY ZONE Parcels 18, 20, 22, And 23... 15 A. Uses... 15 B. Mix of Use... 16 C. Design Standards... 16 D. Block Size... 17 E. Signage... 17 F. Public Uses... 17 G. Streets... 18 H. Parking... 18 I. Pedestrian and Bicycle Systems... 18 LIST OF TABLES, FIGURES & EXHIBITS Table I Development Program... 4 Exhibit 1 PD Master Plan... 19 Exhibit 2 Legal Description... 20 Exhibit 3- TOD Street Plan Exhibit 4 Lands Subject to PD 13-00013 Exhibit 5- Conceptual Bicycle and Pedestrian Facility Planned Network RECEIVED Appendix A: Signage CPD incorporated into PD....37
Osceola Corporate Center 2013 PD Amendment Applicant Information Applicant Agent Tom Roehlk Joel Ivey Sr. V.P. & Secretary President Deerfield Land Corporation Ivey Planning Group 14901 S. Orange Blossom Trail 691 Keeneland Pike Orlando, Fl. 32837 Lake Mary, Fl. 32746 Telephone: 407 826-4514 407 312-0622 TomRoehlk@tupperware.com joeli@iveypg.com Purpose ofthe Proposed Amendment The primary purpose of the application is to amend the Osceola Corporate Center PD master plan and agreement to be consistent with the 15 th amended and restated adopted DRI Development Order as of October 21, 2013. Description ofproposed Amendments The following changes to Osceola Corporate Center are being proposed to the PD document and Master Plan exhibit. 1. Amend the PD Master Plan: a. Parcel 6: Eliminate the wetland as approved by the DRI development order. b. Parcel 8: Increase the size of parcel 8 by converting wetland acreage to development lands subject to the requirements of the DRI development order. c. Parcel16: Increase the size of parcel 16 by converting wetland acreage to development lands subject to the requirements of the DRI development order. d. Relocate one of the two northbound right-in/right-outs into parcel 11 from Osceola Parkway, lying between Centerview and U.S. 441 to a location between Centerview and Greenwald Way. 1
e. Move the premiumtransit station as an approved use from parcel 11 to the northeast corner of Greenwald Way and Osceola Parkway and provide for an expiration of the reservation for the station to twenty years from the date of the approval of this PD (October 21, 2033). f. Provide an expiration for the maximum three acres to be reserved by the applicant for a County rail facility to be located north of Osceola Parkway and east of Orange Avenue of twenty years (October 21, 2013) should the County not proceed with such facility. 2. Amend the text to encourage xeriscaping. 3. Table 1- Development Program: the table is being amended to allow multi-family residential on parcel 6 and to allow ALF on parcel 5. 4. Conditionally allow handicapped parking to serve as an end to parking rows closest to buildings. 5. Allow a monument sign within OCC PD at Greenwald Way and Osceola Parkway and at Greenwald Way and Osceola Parkway for lot 6. Allow a multi-tenant sign at the intersection of Centerview and Osceola Parkway and Centerview and U.S. 441 and Orange Avenue and Osceola Parkway. 7. Modify setbacks for Osceola Parkway, John Young Parkway, Mary Louis Lane, Centerview, Orange Avenue, U.S.441, and provide a setback for the proposed Thacker Avenue. 8. Add note that the approved building program can convert multi-family uses to ALF at a ratio of 3 ALF units to one multi-family unit. 9. Allow churches, synagogues and similar place of worship. 10. Designate all undeveloped parcels within OCC as mixed use. 11. Increase allowable density to 24units per acre provided that the total number of units approved for the DRI is not exceeded. RECEIVED 12. Incorporate previously approved signage CDP into PD. 2
Osceola Corporate Center 2011 PD Agreement Note: This PD agreement reflects the latest amendment (PD Amendment 13-00010 ) approved by the BCC and shall amend and restate the approved PD for all lands under the ownership of the Applicant per Exhibit 1. This PD agreement supersedes PD #11-00014. For those parcels sold in the interim prior to this PD agreement being approved PD07-00025 and PD06-00005 still apply. BACKGROUND and INTRODUCTION: The Osceola Corporate Center DRI is located within unincorporated Osceola County in Sections 3 and 4, Township 25 south, Range 29 east. A legal description for Osceola Corporate Center PD is attached as Exhibit 1. As identified on the Osceola County Future Land Use Map, the majority of the site has a land use designation of Commercial. Property east of US 441 and north of Osceola Parkway has a land use designation of Industrial. The project, originally approved in October of 1989, is a development of regional impact named the Osceola Corporate Center DRI (OCC). A companion amendment (the 15 th Amendment to the DRI development order) to the approved development order has been submitted to Osceola County to modify certain requirements. Because of these changes to the DRI development order it is now necessary to amend the zoning for OCC such that the development order and the zoning are consistent. Those parcels, or portions of parcels, that have been previously sold and/or developed are identified below in LAND USES & DEVELOPMENT STANDARDS, and their respective permitted uses are therein listed. Such parcels are not affected by this PD amendment. ORGANIZATION OF PD This PD is organized into four parts to reflect the requirements of the DRI development order as well as to preserve existing entitlements that have been used in the development process. The four parts are: General Section- This section describes guidelines and standards that are applicable on a property wide basis and includes the overall development program approved for this PD, access management, and preserved lands. Non-TOD Parcels- This section describes guidelines and standards for parcels 1-3, 5-11, 16, and 19. TOD Primary Parcel- This section describes guidelines and standards for parcel 21 of the master plan. This parcel abuts the Osceola Parkway Sunrail Station and is appropriate for Transit Oriented Development and the design parameters associated with such a use. 3
TOD Secondary Parcels- This section describes guidelines and standards for parcels 18, 20, 22, and 23. TOD secondary parcels accommodate somewhat less intense uses and may include large, single tenant buildings with surface parking. I. GENERAL INFORMATION A. Development Program. The Osceola Corporate Center DRI permits the development program outlined in Table 1 below. Table 1 - Development Program Land Use Office Office/Warehouse Hotel Commercial/Retail Total Square Footage* 1,852,200 S.F. 80,000 S.F. 500 Rooms 1,779,500 S.F. Multi-Family 2,350 D.U. **Multi-family may be converted to ALF/retirement facility at the rate of 1 multi-family unit equals 3 ALF units. Churches and Synagogues and similar facilities intended for worship are permitted uses. PD 13-00010 affects only parts of the original PD still owned by the applicant, consisting of approximately 724acres, out of the original 917.99 acres contained in the PD. However, all of the original parcels are shown on the PD Master Plan included as Exhibit 2 and described in the contents of this 2013 PD Agreement for the purpose of retaining the substance of the whole PD in one document. B. The PD Master Plan. The PD master plan has been amended to reflect the revisions anticipated by the approval of the 15 th h amended development order for OCC. The changes included removal of certain areas designated as wetlands, subject to permitting requirements; relocation of right-in/right-outs along Osceola Parkway between Greenwald Way and U.S. 441; relocation of a future rail station from Osceola Parkway and Centerview to Osceola Parkway and Greenwald Way; adding multi-family as an approved uses on parcel 6; adding adult living facility (ALF) as an approved use on parcel 6; adding ALF as an approved use on parcel 5; increasing allowable residential from 18 to 24units per acre. In addition, this PD establishes a 20 year reservation period for the one acre premium transit stop subject to renewal with the consent of both applicant and County; and establishes a 20 year expiration (to October 21, 2013) of the reservation of a maximum of three acres of land for a County rail facility on the north side of Osceola Parkway, east of Orange Avenue. Finally, this PD encourages the use of drought tolerant native plants and conditionally allows handicap parking to replace those landscape islands closest to buildings and allows for monument signage on OCC lands for multi-family or hotel uses located on a project collector road. Multi-tenant signs are allowed for the intersections of US 441 and Centerview as well as Centerview and Osceola Parkway and Orange Avenue and Osceola Parkway. 4
C. Access Management. Access management has been addressed in prior approvals for Osceola Parkway, US 441, and John Young Parkway. A revised access management plan was approved by the Fourteenth Amended Development Order for OCC. This PD amendment makes very minor adjustments to the right-in/right-out access points servicing parcel 11. The revised access management plan for Orange Avenue, consistent with the 14 th Amendment to the DRI development order, is shown on the revised master plan. D. Open Space and Preserved lands. Preserved lands are not changed as a consequence of this PD amendment with the exception of wetlands in parcel 6 and abutting parcels 8 and 16. Impacts to these areas will be mitigated as necessary through the permitting requirements of the State of Florida. One acre of land is being reserved on the map for a possible rail station at the northeast corner of Greenwald Way and Osceola Parkway. This reservation shall remain in place for twenty years (October 21, 2033), subject to renewal with consent of both applicant and County. Preserved lands are shown on the master plan. E. Perimeter Bu fers. Perimeter Buffers are 75 feet extending eastward along the north property line from the northwest corner of Parcel 1 to the Mill Slough wetland line. Perimeter Buffers are 10 feet extending eastward along the north property line from the easternmost right of way line of US 441 to the westernmost CR 527-ROW line exclusive of areas slated for internal roads and Tupperware World Headquarters Campus. Perimeter buffers are 25 feet extending eastward from the northwest corner of parcel 21 to the power-line easement. The buffer for the eastern perimeter of Osceola Corporate Center will be the 120-foot power line easement, excepting the Sunrail station and its supporting infrastructure to include parking and stormwater. Perimeter buffers in parcels 19, 8 and 3 shall be 15 feet. The western perimeter buffer for parcel one shall be 25 feet, buffers on each side of Osceola Parkway, John Young Parkway, and US 441 are 25 feet, except for tract 18 and 19 where the buffer shall be 20 feet and except for parcel 6 where the buffer may be reduced to 15 feet. Buffers on the East Side of Thacker Avenue are 25 feet. The buffer for Orange Avenue north of Osceola Parkway is 15 feet. Internal collector road buffers are 20 feet excepting the TOD parcels 18, 20, 21, 22, and 23 where the buffers may be zero provided that a pedestrian sidewalk is provided on both sides of the road. Wetland buffers are subject to SFWMD permits. Buffers between tracts shall meet the noted zoning requirements and may be natural or landscaped excepting that buffers within parcels may be zero if approved at site plan review. Buffer uses include utilities, signage, sidewalks and driveways, drainage ponds and conveyances and other uses as allowed by Osceola County. However drainage ponds may not be located closer than 15 feet from the right of way line of John Young Parkway, Osceola Parkway, and US 441. 50% of the buffer may be used for parking with the balance to be landscaped and other uses as allowed by Osceola County. F. Residential Density- The maximum allowable density is 24units per acre. II. NON-TOD LAND USES & DEVELOPMENT STANDARDS 5
Applicability- This section of the OCC PD applies to parcels 1-3, 5-11, 16, 17, and 19. A. Permitted Uses Parcels 1 (This parcel is sold and developed. The uses cited herein are merely for reference.), 3, 6, 8, & 10 - The following uses shall be permitted: Multi-family residential uses are only permitted on parcels 3, 6, 8 and 10. General office, medical office, banking, service stations, restaurants, and such ancillary support uses within an office building such as restaurants, fitness facilities, hair salons, convenience stores, boutiques, travel agencies, and concierge services. General retail commercial uses for the sale of new merchandise to include books, clothing, furniture, appliances, fuel stations, outdoor sales and storage incidental to a main retailer and other new retail sales and services as reasonably implied to include uses ancillary to retail such as a sandwich shop within a retail store and a veterinary clinic within a pet supply store. Day Care and Elderly Care (ALF) Hotels and uses ancillary to hotels. Restaurants Warehousing is not permitted Automobile sales/new-car dealerships/motor vehicle sales for the sale of new motor vehicles, including associated ancillary uses on the same premises, shall be a permitted use. Parcels 2 (This parcel is sold and developed. The uses cited herein are merely for reference.) and 11 The following uses shall be permitted: Theaters, museums, and galleries for cultural events, art displays and shows, and clubs, lodges and meeting facilities for professional or social organizations. General retail commercial uses for the sale of new merchandise to include books, clothing, furniture, appliances, fuel stations, outdoor sales and storage incidental to a main retailer and other new retail sales and services as reasonably implied to include uses ancillary to retail such as a sandwich shop within a retail store and a veterinary clinic within a pet supply store Eating establishments such as restaurants, cafeterias, lounges, supper clubs, and coffee shops. Food preparation facilities for minor products to be sold on premises, such as bakery items, candies, confections, juices and beverages. Hotels and uses ancillary to hotels. Multi-family Warehousing is not permitted. Outside vending, consistent with the requirements of Section 7- Outdoor Sales and Storage, is permitted. Parcel 5 The following uses shall be permitted: 6
General office, medical office, banking, service stations, restaurants, and such ancillary support uses within an office building such as restaurants, fitness facilities, hair salons, convenience stores, boutiques, travel agencies, and concierge services, ALF/retirement facility and daycare and elderly care (ALF). allowed within parcel 5. Warehousing is not General retail commercial uses for the sale of new merchandise to include books, clothing, furniture, appliances, fuel stations, outdoor sales and storage incidental to a main retailer and other new retail sales and services as reasonably implied to include uses ancillary to retail such as a sandwich shop within a retail store and a veterinary clinic within a pet supply store Automobile sales/new-car dealerships/motor vehicle sales for the sale of new motor vehicles, including associated ancillary uses on the same premises, shall be a permitted use. Parcel 7- Retail (Not affected by PD) Parcel 16- The following uses shall be permitted: Professional office, medical office, banking, and service stations, and such ancillary support uses within an office building as restaurants, fitness facilities, hair salons, convenience stores, boutiques, travel agencies, and concierge services, and daycare. General retail commercial uses for the sale of new merchandise to include books, clothing, furniture, appliances, fuel stations, outdoor sales and storage incidental to a main retailer and other new retail sales and services as reasonably implied to include uses ancillary to retail such as a sandwich shop within a retail store and a veterinary clinic within a pet supply store Hotels and uses ancillary to hotels. Restaurants Automobile sales/new-car dealerships/motor vehicle sales for the sale of new motor vehicles, including associated ancillary uses on the same premises, shall be a permitted use. Warehousing is not permitted on Parcel 16. Parcel 17- Tupperware World Headquarters (Not affected by this PD amendment). This PD does not affect lands within parcel 17. Parcels 19 (This parcel is sold and developed. The uses cited herein are merely for reference.) The following uses shall be permitted: Plants and/or buildings for the development and production of limited and controlled industrial activities such as scientific and research instruments, surgical and medical instruments and supplies, and watches, clocks and timing devices; Medical offices and offices or studios for professional services which are customarily provided by architects, engineers and lawyers; 7
Offices for business and professional services customarily provided by architects, engineers, and lawyers, vocational schools, data processing, bookkeeping and secretarial services and employment services; Laboratories for research and testing of materials, components and products that are necessary for the development and production of other uses on this parcel; Shipping/receiving warehouses for storage and distribution of materials, components and products which are developed or produced on site; Plants and facilities for the development and products of photographic equipment and supplies; jewelry, silverware and musical instruments; toys, gifts, and souvenirs; sporting goods and artists supplies; pharmaceutical products, cosmetics, and perfume; printing bookbinding and publishing; electronic components and systems; and the processing and packaging of bakery and dairy products and the preparation of bottle, canned, or frozen foods and drinks and; Facilities for providing limited convenience services to clients and employees of this parcel such as restaurants, cafeterias, lounges, and coffee shops. B. Design Standards 1. Minimum Setbacks a) Front setback = 20 feet b) Rear setback = 25 feet c) Side yard setback = 15 feet, except on parcel 10, 11,and 16 the side yard setback may be zero provided that it is developed for retail purposes. d) Setback from John Young Parkway & Osceola Parkway = 25 feet. This setback may be reduced to 15 feet on parcel 6 since it is an interior lot fronting Greenwald Way and there are no plans to widen John Young Parkway between Osceola Parkway and the Orange- Osceola County line. e) Setbacks from Orange Avenue shall be 15 feet unless modified by i below. f) Setbacks from Mary Louis Lane shall be 25 feet. g) Setbacks from Thacker Avenue shall be 25 feet. h) Setbacks from the road following the gas line easement shall be 20 feet. i) For TOD parcels 18, 20, 21, 22, and 23, setbacks are waived unless any part of these parcels is not developed as a TOD, in which case the setbacks noted in a.-g. shall apply. 2. Dumpsters a) Dumpsters shall be enclosed on all four sides. One side of the enclosure shall provide access via a self-closing gate. 8
b) Dumpsters shall be enclosed on three sides by a masonry wall with a self-closing gate on the fourth side. The masonry wall s architectural style and color shall be consistent with the architecture style and color of the building it serves. c) The three solid sides of the masonry wall shall be landscaped by a hedge or other approved landscaping materials deemed appropriate to screen the wall. The hedge shall be maintained at minimum three feet of height and a maximum height of six feet. d) Retail uses and non retail uses that are contained wholly within a 3. Parking retail center are exempt from a-c above but shall comply with County regulations pertaining to dumpsters. a) Parking space dimensions shall be consistent with the Osceola County Land Development Code b) Landscape islands are required at the end of all parking rows. Alternatively, handicapped parking may be substituted for landscape islands at the end of parking rows closest to the allowed use if diagonal parking is proposed and it can be demonstrated that there is sufficient space to allow opening of car doors without interfering with thru traffic on the adjacent drive aisles. Landscaping that may have been installed at the end of these parking rows shall be transferred to an abutting internal collector road. c) In accordance with Land Development Code, Chapter 10, Section 10.9.C.b.2.3, ten foot (10 ) wide parking islands are required every ten spaces. d)ten-foot landscape strip required every other parking spine. e) On-street parking on internal roads is allowed on parcels designated as TOD. 4. Roads 9
All internal roads depicted on the master plan are illustrated as conceptual locations. All internal roads illustrated on the master plan are subject to realignment during the site planning process. Existing roadways are not subject to realignment. 5. Outdoor Sales and Storage a) Outside vending operations such as hot dog vendors are permitted between the front of commercial/retail building entrances and their respective parking lot for commercial/retail operations exceeding 60,000 S.F. There shall be at least 6 of the sidewalk left clear between the vendor structure (if there is one) and the outside perimeter of the sidewalk. Outside Vending operations shall be located no farther than 15 fromthe building front. b) Outside storage areas shall be buffered from the street and adjacent uses with appropriate landscaping. c) Restaurants may provide outside dining facilities. 6. Multiple Buildings on a Single Lot a) This PD agreement allows for the development of more than one building on a single lot. b) The design standards for the non-tod parcels are not changed by this PD amendment. 7. Signage There is a master signage CDP for OCC as well as signage CDPs for individual parcels that have previously been developed (provided as an appendix to this document updated to reflect the changes listed below). These approvals are supplemented by the following paragraphs. a. Within the Osceola Corporate Center site, multi-family and hotel uses within parcel 6 are allowed one monument/subdivision sign at the intersection of Greenwald Way and Osceola Parkway and one monument sign at the intersection of Greenwald Way and John Young Parkway provided that such signage does not obstruct other signage, is located on lands owned by Deerfield Land Company or the Property Owners Association, and is constructed in a manner consistent with the aforementioned CDP. b. In addition, when Centerview is extended from Osceola Parkway to U.S. 441, the applicant may install a multi-tenant/shopping center sign at the intersection of Centerview and Osceola Parkway and the intersection of Centerview and U.S. 441. A multi-tenant sign is also permitted at the northwest corner of Osceola Parkway and Orange Avenue. Multi-tenant signs may be either pylon or monument signs and may be in the median of Centerview Boulevard. Maximum height of such signs is 25 feet, width 16 feet and maximum copy area is 200 feet. Such signage may internally or externally lit. If externally lit, lighting shall be shielded to prevent direct view of the light source. Minimum setback from the right of way is 10 10
feet. Multi-tenant signage shall be landscaped at the base of the sign. The landscaped area ratio to monument sign copy area shall be 2:1. c. Wall mounted signage within parcel 11 shall abide by the following: -Wall signs on front building facades facing the internal parking areas shall be permitted up to 2 square feet of signage for each lineal foot of building width (2:1 ratio) measured along the building facades and up to 1 square foot of signage for each lineal foot of building measured along other building facades -Signage may be internally or externally lit. If externally lit, lighting shall be shielded to prevent a direct view of the light source. -Wall signs may not extend above the parapet or room line, whichever is higher. -Individual tenant ground signs are permitted (with concurrence of the master developer) and shall have a maximum copy area of 32 square feet per side and a maximum height of 4feet. 8. Landscaping Florida Friendly Landscape Principles shall be applied in order to promote water conservation. III. TRANSIT ORIENTED DEVELOPMENT (TOD) PRIMARY ZONE A. Use. The primary zone represents the core of the TOD and shall be mixed use and abut the Sunrail station. Buildings may be either single use or mixed use. TOD Primary Zone- Parcel 21- The following uses shall be permitted on parcel 21. Parking garages and surface parking; Shared parking facilities; Bus terminal; Charging stations; General office and uses ancillary to general office such as restaurants, fitness centers, and concierge services; Medical office (except that any use interpreted by the County as a pill mill is prohibited); General retail to include supermarkets, retail up to 140,000 s.f., and convenience retail; Multi-family; 11
Hotel and uses ancillary to hotel to include fitness centers, restaurants, business centers, concierge services, and convention facilities, swimming and tennis facilities; Daycare and Elderly Care; Mixed-use buildings to include any of the above uses, excepting residential shall not be on the ground floor of a mixed use building; Structures developed and used by FDOT for Sunrail; Public uses (see f. below); Entertainment facilities to include cinemas, theaters, band shells, etc. B. Mix ofuses. The TOD primary zone shall have a mix of uses with the following minimums: Public Uses/Open Space/Park- 10% Commercial (retail and office)- 25% Multi-family- 30% Percentages based on site acreage. In the case of a mixed use building, use is allocated by matching the percentage of use within a building to the percentage of the site. C. Design Standards. 1. Floor Area Ratio and Densities- Maximum floor area ratios (FAR) and residential densities are identified in the DRI development order as follows: Office- 0.45 Retail- 0.30 Residential 24du/acre The above intensities and densities are applicable for all TOD parcels (parcels 18, 20, 21, 22, 23). Densities and intensities may be increased on parcel 21 by transferring development entitlements from other TOD parcels. However, office/warehouse uses may not be transferred to parcel 21. Additionally, in no event shall the total TOD program exceed the development allowed by Finding of Fact condition 4of the current DRI development order unless said DRI development order is further amended. 2. Internal bu fers and setbacks- Internal bu fers and setbacks within parcel 21 may be zero except in the following circumstances: Wetland buffers: shall be consistent with permitting requirements of the SFWMD. Abutting developed land: (there is one on the north end of parcel 21) shall be protected by a 25 foot vegetated buffer. Retention ponds: shall have a 15 foot buffer and building setback line. Outdoor active recreational areas: shall have a buffer from residential uses and mixed use buildings with a residential component of 25 feet, or shall restrict hours of operation to daylight hours. 12
Public Safety: The County determines that, in the interest of public safety or welfare (e.g. concerns related to fire) that a minimum buffer must be established at EIP. Sidewalks: Front setbacks must accommodate sidewalks at least 12 feet on collector roads and 6 feet on neighborhood streets. 3. Encroachment over sidewalks allowed- Buildings fronting collector streets may encroach over a sidewalk (gallery) by up to seven feet. However, an applicant will have to demonstrate at EIP that such plans can accommodate signage, will not interfere with pedestrians and will not interfere with passing vehicles. 4. Architectural consistency and compatibility- To promote a cohesive plan of development, buildings shall have architectural features that offer common themes and styles while recognizing local character. Acceptable examples that are common in Florida include Italianate Revival, Mediterranean, Neo-classical, and Art Deco Mission. 5. Building Orientation - Buildings shall be oriented towards the street emphasizing pedestrian circulation vs. massed parking. Where possible, building fronts shall face a collector vs. a neighborhood street. 6. Façade Treatment- Large unadorned walls shall be avoided by providing visual variety. Therefore, front facades and street facing side facades shall not exceed twenty-five horizontal feet without including at least one of the following elements: Awnings- at least four feet in depth Arcades- at least eight feet in depth with a minimum height of 10 feet Deviation in Setback of no less than 12 inches Doors Windows Facades may include design elements such as roof overhangs, cornices, columns, lintels above windows and dormer windows. Such architectural features should be continued around all sides of the building that are visible from the public realm. Opaque glass and translucent glass is prohibited on the ground floor front façade except translucent glass may be allowed when used as etching for part of a window sign. Storefronts shall be at least 10 feet in height as measured from the abutting front sidewalk. Maximum height is 16 feet. Doorways shall be recessed from the façade at least three feet. The intent of the above is to avoid the adverse visual impact of a canyon effect, which may be unintentionally produced by an uninterrupted series of flat walls. RECEIVED 13
7. Building height- There is no height limit for buildings within parcel 21. The quantity of development is governed by FAR, and total TOD development program. Together, the above requirements will create a development pattern that is pedestrian in scale, and which draws the attention of the pedestrian to the street level while still providing needed design flexibility to accommodate tenants/owners within the TOD primary zone over time. D. Block Size To promote pedestrian and bicycle use within parcel 21, blocks should approximate 600 X 230 feet with some flexibility being granted in recognition of the fixed access points along Orange Avenue. Deviations to increase these dimensions of 10 percent are allowed. Shorter and narrower blocks are also allowed. However single frontage residential blocks shall be avoided. E. Signage. The following standards shall apply to TOD parcel 21: Billboards are prohibited; Permitted signage includes blade signs and hanging signs provided that their location and clearance do not interfere with pedestrian traffic; Other signs as allowed by current Osceola County Code; Wayfinding signs to direct the public to the Sunrail station or the County s future multi-modal station and/or premium transit facility (such signs to be provided by FDOT as deemed necessary by FDOT and/or the County) or the premium transit station (such signs to be provided by Osceola County as deemed necessary by the County); Lighted signs are permitted as long as they do not protrude above the second floor, or for one story buildings, above the roof line. F. Public Uses. Parks and plazas should provide the visual focus of the TOD primary zone and should front streets and residential areas. Parks, plazas, active recreation facilities, fire and police sub stations, libraries, post offices and governmental offices are allowed. Such uses should be located in retail areas or by small parks. The recreational facilities should be adequate to meet the needs of the TOD population. G. Streets. Streets within the TOD primary zone are divided into two types- TOD collector and TOD neighborhood streets. There are two TOD collectors to include the access road to the Sunrail station from Orange Avenue and the north-south spine road generally paralleling Orange Avenue. shown on exhibit. RECEIVED These two roads are The remainder of the roadways within parcel 21 are 14
neighborhood roads. Exhibit 1 provides design standards for the collector roads. Exhibit 2 provides design standards for the neighborhood road. In addition to the above, a developer may apply to the County for implementation of alleys in which case, the design parameters shall be determined at the time of EIP. H. Parking. On-street parking is allowed throughout the TOD primary zone subject to final approval at EIP. Such parking may either be parallel or angle. Where such parking is provided in front of residential, the spaces may be counted against the minimum parking requirements. The number of parking for commercial uses may be reduced below current County standards by 15% in the TOD primary zone. requirements may be reduced by 5%. shall reflect these percentages based on their mix of uses. Residential parking Reductions for mixed use buildings At grade parking lots shall not dominate the frontage of pedestrian-oriented collector streets. Parking lots that serve buildings facing pedestrian oriented streets should be located to the rear of buildings. Parking lots should not occupy more than one fourth of the frontage, or no more than 75 feet, of a pedestrian oriented street such as the collectors referenced herein. As noted, structured parking is a permitted use. Such parking may exceed the 25% frontage limitation referenced in the preceding paragraph provided that at least half of the ground floor is used as office, retail, or institutional space. I. Pedestrian and Bicycle System. All collectors and neighborhood streets shall have sidewalks on both sides. Collectors shall be sufficiently wide to accommodate designated bicycle lanes. Bicycle racks are permitted in all land use categories. Bikeways should be placed in front of buildings and residences vs. behind them. As an exception, a bikeway is permitted along, or in, the power line easement provided that such use is consistent with the easement agreement. IV. TOD Secondary Zone- Parcel 18, 20, 22, and 23 A. Uses RECEIVED The following uses shall be permitted on parcel 18, 20, 22, and 23: Hotel and uses ancillary to hotels; Multi-family residential and associated amenities; Convention facilities such as auditoriums, conference rooms or display areas as accessory to a hotel; 15
Shops and stores for convenience goods such as gifts, souvenirs, clothing, flowers, books, artists supplies, crafts or hobbies; General retail commercial uses for the sale of new merchandise to include books, clothing, furniture, appliances, fuel stations, outdoor sales and storage incidental to a main retailer and other new retail sales and services as reasonably implied to include uses ancillary to retail such as a sandwich shop within a retail store and a veterinary clinic within a pet supply store; General Office; Medical office (except any use interpreted by the County as a pill mill is prohibited); Daycare facilities; Elderly care facilities; Facilities for providing limited convenience services to clients and employees of these parcels such as restaurants, cafeterias, lounges, and coffee shops; Restaurants with drive thru windows; Mixed-use buildings containing any of the uses listed above, provided that residential shall not be on the ground floor of a mixed use building; Office Warehouse uses intended to assemble, store, and/or distribute goods combined with office use in the same building; Entertainment facilities such as cinemas, theaters, band shells, etc. B. Mix ofuses The TOD secondary zone is intended to be mixed use. To ensure mixed use, the following minimums shall apply: Public Uses/Open Space/Park- 15% Commercial (retail and office)- 30% Multi-family- 25% Percentages based on site acreage. In the case of a mixed use building, use is allocated by matching the percentage of use within a building to the percentage of the site. C. Design Standards 1. Floor Area Ratio and Densities- Maximum floor area ratios (FAR) and residential densities are identified in the DRI development order as follows: Office- 0.45 Retail- 0.3 Residential- 24du/acre Densities and intensities from the secondary TOD zone may be transferred to the primary zone. Such a transfer shall not result in an increase of the total square footage or units allowed by the DRI development order for OCC. 2. Internal bu fers and setbacks- Refer to II. B. 1. above. 3. Architectural consistency and compatibility- To promote a cohesive plan of development, buildings shall have architectural features that offer common themes and styles while recognizing local character. Acceptable 16
examples include Italianate Revival, Mediterranean, Neoclassical, and Art Deco Mission. Generally, the secondary zone is envisioned as having more design flexibility than the primary zone and can accommodate corporate headquarters that develop as a campus vs. a street front development due to image or security reasons. 4. Building Orientation- Buildings in the TOD secondary zone with lot boundaries abutting the ROW of Orange Avenue shall be oriented towards Orange Avenue. Buildings with lot boundaries abutting Mary Louis Lane, and not Orange Avenue shall front Mary Louis Lane. Buildings with lot boundaries that do not front one of these two roads may front the internal collector road running northwest to southeast along the gas line easement. Retail uses must front either Orange Avenue or Mary Louis Lane. Such uses shall have parking behind the building. 5. Façade Treatment- Large unadorned walls shall be avoided by providing visual variety. Therefore, front facades and street facing side facades shall not exceed twenty-five horizontal feet without including at least one of the following elements: Awnings- at least four feet in depth over a door or window Arcades- at least eight feet in depth with a minimum height of 10 feet Deviation in setback of no less than 12 inches Doors Windows 6. Facades may include design elements such as roof overhangs, cornices, columns, lintels above windows, and dormer windows. Such architectural features should be continued around all sides of the building that are visible from the public realm. 7. Opaque glass and translucent glass are prohibited except that translucent glass may be used as etching for a window sign where the balance of the sign is transparent. 8. Building Height- There are no height limitations in the TOD secondary zone provided that FAR/densities are not exceeded. D. Block size Block size within the secondary zone is largely determined by the approved access points along Orange Avenue. Therefore, more linear blocks are allowed in the secondary zone. E. Signage The following standards shall apply to the TOD secondary zone: Billboards are prohibited; Other County signs as currently permitted Lighted signs that do not flash, strobe, or move provided that above the second floor, or for one story buildings, the roof line. 17
Wayfinding signs installed by the County or the FDOT. F. Public Uses Parks, plazas, passive recreation facilities, libraries, post offices and governmental offices are allowed. Such uses should be located in retail areas along Orange Avenue or by small parks. The public recreational uses should be focused on providing open space opportunities for the workforce. G. Streets New streets within the TOD secondary zone should be consistent with the designs reflected in exhibit 3 provided for the primary zone, excepting that sidewalks shall have a minimum of six feet of width. H. Parking On street parking is not allowed in the secondary zone. At grade parking shall not dominate the frontage of collector streets in the secondary zone. parking shall be located behind the building. I. Pedestrian and Bicycle Such All collectors and neighborhood streets shall have sidewalks on both sides. Collectors shall be sufficiently wide to accommodate designated bicycle lanes. Bicycle racks are permitted in all land use categories. Bikeways should be place in front of buildings vs. behind them. The gas line easement may be used as a bikeway provided that such a use is consistent with the easement agreement. 18
Exhibit 2 Legal Description A PORTION OF SECTIONS 2, 3 AND 4, TOWNSHIP 25 SOUTH, RANGE 29 EAST, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: (TRACT A) BEGIN AT THE NORTHWEST CORNER OF SAID SECTION 3; THENCE RUN SOUTH 89 53 55 EAST, ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SAID SECTION 3, A DISTANCE OF 1,207.97 FEET, TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF U.S. HIGHWAY 441, ACCORDING TO THE STATE ROAD DEPARTMENT RIGHT-OF-WAY MAPS OF STATE ROADS 500 AND 600, PROJECT NUMBER 242; THENCE SOUTH 06 53 55 EAST, ALONG SAID WESTERLY RIGHT-OF-WAY LINE, 136.99 FEET, TO A POINT OF CURVATURE OF CURVE, CONCAVE WESTERLY; THENCE SOUTHERLY ALONG SAID CURVE, HAVING A RADIUS OF 11,409.20 FEET, A CENTRAL ANGLE OF 06 57 00 AN ARC LENGTH OF 1,383.94FEET, A CHORD LENGTH OF 1,383.09 FEET, AND A CHORD BEARING OF SOUTH 03 25 28 EAST; THENCE SOUTH 00 03 02 WEST, ALONG SAID WESTERLY RIGHT-OF-WAY LINE, 2,757.07 FEET, TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF LAST AVENUE, ACCORDING TO THE PLAT OF MARYDIA, AS RECORDED IN PLAT BOOK "B", PAGE 67, OF THE PUBLIC RECORDS OF, FLORIDA; THENCE SOUTH 12 19 52 WEST, ALONG SAID WESTERLY RIGHT-OF-WAY LINE, 57.77 FEET, TO A POINT ON THE NORTH LINE OF A PARCEL OF LAND DESCRIBED IN OFFICIAL RECORD BOOK 224, PAGE 737, OF THE PUBLIC RECORDS OF, FLORIDA; THENCE NORTH 89 57 03 WEST, ALONG SAID NORTH LINE 503.78 FEET, TO A POINT ON THE WEST LINE OF SAID PARCEL OF LAND; THENCE SOUTH 00 15 25 WEST, ALONG SAID WEST LINE, 412.88 FEET, TO A POINT ON THE NORTHERLY RIGHT- OF-WAY LINE OF CONGDEN STREET, HAVING A RIGHT-OF-WAY WIDTH OF 50.00 FEET; THENCE NORTH 895703 WEST, ALONG SAID NORTHERLY RIGHT-OF-WAY LINE, 148.00 FEET, TO A POINT ON THE WEST LINE OF A PARCEL OF LAND DESCRIBED IN OFFICIAL RECORD BOOK 117, PAGE 502, OF THE PUBLIC RECORDS OF, FLORIDA; THENCE NORTH 00 15 25 EAST, ALONG SAID WEST LINE, 788.97 FEET, TO A 20
POINT ON THE SOUTH LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 3; THENCE NORTH 89 56 41 WEST, ALONG SAID SOUTH LINE, 660.00 FEET, TO A POINT ON THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 4; THENCE SOUTH 00 15 25 WEST, ALONG SAID EAST LINE, 847.35 FEET, TO A POINT THAT IS 466.69 FEET NORTHERLY, ALONG SAID EAST LINE, FROM THE SOUTHEAST CORNER OF SAID SECTION 4; THENCE NORTH 89 51 58 WEST, PARALLEL WITH THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 4, A DISTANCE OF 466.69 FEET; THENCE SOUTH 00 15 25" WEST, PARALLEL WITH THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 4, A DISTANCE OF 466.69 FEET, TO A POINT ON THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 4; THENCE NORTH 89 51 58 WEST, ALONG SAID SOUTH LINE, 2179.05 FEET, TO THE SOUTH QUARTER CORNER OF SAID SECTION 4; THENCE NORTH 00 36 19 WEST, ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 4, A DISTANCE OF 1315.73 FEET, TO A POINT ON THE SOUTH LINE OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 4; THENCE NORTH 89 53 35" WEST, ALONG SAID LINE, 1964.36 FEET, TO A POINT ON THE EAST LINE OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 4; THENCE SOUTH 00 10 45 EAST, ALONG SAID LINE 1318.86 FEET, TO A POINT ON THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 4; THENCE NORTH 89 59 12 WEST, ALONG SAID SOUTH LINE, 658.04FEET, TO THE SOUTHWEST CORNER OF SAID SECTION 4; THENCE NORTH 00 02 15 WEST, ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 4, A DISTANCE OF 2639.84 FEET, TO THE WEST QUARTER CORNER OF SAID SECTION 4; THENCE NORTH 00 10 26 EAST, ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 4, A DISTANCE OF 2635.51 FEET, TO THE NORTHWEST CORNER OF SAID SECTION 4; THENCE SOUTH 89 47 52 EAST, ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SAID SECTION 4, A DISTANCE OF 2570.26 FEET, TO THE NORTH QUARTER CORNER OF SAID SECTION 4; THENCE SOUTH 89 55 06 EAST, ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 4, A 21
DISTANCE OF 2654.37 FEET, TO THE SOUTHWEST CORNER OF SECTION 34, TOWNSHIP 24SOUTH, RANGE 29 EAST; THENCE SOUTH 89 46 55 EAST, ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 4, A DISTANCE OF 70.75 FEET TO THE POINT OF BEGINNING. TOGETHER WITH (TRACT B/LOT 1) COMMENCE AT THE NORTHWEST CORNER OF SAID SECTION 3; THENCE RUN SOUTH 89 53 55 EAST, ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SAID SECTION 3, A DISTANCE OF 1308.72 FEET, TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF U.S.HIGHWAY 441, ACCORDING TO THE STATE ROAD DEPARTMENT RIGHT-OF-WAY MAPS OF STATE ROADS 500 AND 600, PROJECT NUMBER 242, FOR THE POINT OF BEGINNING; THENCE CONTINUE SOUTH 89 53 55 EAST, ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SAID SECTION 3, A DISTANCE OF 1284.10 FEET, TO THE NORTH QUARTER CORNER OF SAID SECTION 3; THENCE SOUTH 89 55 44 EAST, ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 3, A DISTANCE OF 2480.98 FEET, TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF COUNTY ROAD 527 ACCORDING TO THE STATE ROAD DEPARTMENT MAINTENANCE MAP OF STATE ROAD 527, SECTION NUMBER 92020; THENCE SOUTH 18 36 20 WEST, ALONG THE SAID WESTERLY RIGHT-OF-WAY LINE, 1686.65 FEET; THENCE CONTINUE ALONG THE WESTERLY RIGHT-OF-WAY LINE OF COUNTY ROAD 527 ACCORDING TO THE RIGHT-OF-WAY MAPS OF THE BUENAVENTURA BOULEVARD EXTENSION PREPARED BY ARRINGTON- HOBBS IN 1985, THE FOLLOWING COURSES: NORTH 71 23 40 WEST, 3.04 FEET, TO A POINT ON A NON-TANGENT CURVE, CONCAVE EASTERLY; THENCE SOUTHERLY, ALONG SAID CURVE HAVING A RADIUS OF 1546.40 FEET, A CENTRAL ANGLE OF 27 27 29 AN ARC LENGTH OF 741.09 FEET, A CHORD LENGTH OF 734.02 FEET, AND A CHORD BEARING OF SOUTH 05 06 49 WEST; THENCE SOUTH 81 23 05 WEST, 10.00 FEET, TO A POINT ON A NON-TANGENT CURVE, CONCAVE EASTERLY; THENCE SOUTHERLY, ALONG SAID CURVE HAVING A RADIUS OF 1556.40 FEET, A 22
CENTRAL ANGLE OF 13 45'19", AN ARC LENGTH OF 373.65 FEET, A CHORD LENGTH OF 372.76 FEET, AND A CHORD BEARING OF SOUTH 15 29 35 EAST; THENCE SOUTH 22 22 14 EAST, 24.42 FEET; THENCE ALONG THE NORTHERLY RIGHT-OF-WAY LINE OF DART BOULEVARD ACCORDING TO THE SAID RIGHT-OF-WAY MAPS OF THE BUENAVENTURA BOULEVARD EXTENSION, THE FOLLOWING COURSES: SOUTH 21 17 14 WEST, 73.16 FEET, TO A POINT ON A NON-TANGENT CURVE, CONCAVE SOUTHEASTERLY; THENCE SOUTH-WESTERLY, ALONG SAID CURVE HAVING A RADIUS OF 1507.40 FEET, A CENTRAL ANGLE OF 19 02 31 AN ARC LENGTH OF 500.97 FEET, A CHORD LENGTH OF 498.67 FEET, AND A CHORD BEARING OF SOUTH 54 32 16 WEST; THENCE SOUTH 45 01 01 WEST, 166.24FEET; THENCE NORTH 44 58 59 WEST, 5.00 FEET; THENCE SOUTH 45 01 01 WEST, 316.80 FEET, TO A POINT OF CURVATURE OF A CURVE, CONCAVE NORTHWESTERLY; THENCE SOUTHWESTERLY, ALONG SAID CURVE HAVING A RADIUS OF 1352.40 FEET, A CENTRAL ANGLE OF 41 29 25 AN ARC LENGTH OF 979.33 FEET, A CHORD LENGTH OF 958.07 FEET, AND A CHORD BEARING OF SOUTH 65 45 43 WEST; THENCE SOUTH 03 29 34 EAST, 15.00 FEET, TO A POINT ON A NON- TANGENT CURVE, CONCAVE NORTHERLY; THENCE WESTERLY, ALONG SAID CURVE HAVING A RADIUS OF 1367.40 FEET, A CENTRAL ANGLE OF 03 30 35 AN ARC LENGTH OF 83.76 FEET, A CHORD LENGTH OF 83.75 FEET, AND A CHORD BEARING OF SOUTH 88 15 43 WEST; THENCE NORTH 89 58 59 WEST, 1351.78 FEET; THENCE NORTH 56 16 59 WEST 90.41 FEET, TO A POINT ON THE AFORESAID EASTERLY RIGHT-OF-WAY LINE OF U.S. HIGHWAY 441; THENCE NORTH 00 03 02 EAST, ALONG SAID EASTERLY RIGHT-OF-WAY LINE, 2256.39 FEET, TO A POINT OF CURVATURE OF A CURVE, CONCAVE WESTERLY; THENCE NORTHERLY, ALONG SAID CURVE HAVING A RADIUS OF 11509.20 FEET, A CENTRAL ANGLE OF 06 57 00 AN ARC LENGTH OF 1396.07 FEET, A CHORD LENGTH OF 1395.21 FEET, AND A CHORD BEARING OF NORTH 03 25 28 WEST; THENCE NORTH 06 53 55 WEST, ALONG SAID EASTERLY RIGHT-OF-WAY LINE, 124.71 FEET, TO THE POINT OF BEGINNING. 23
TOGETHER WITH (TRACT C) BEGIN AT THE NORTHEAST CORNER OF SAID SECTION 3; THENCE RUN SOUTH 00 00 03 EAST, ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 3, A DISTANCE OF 659.68 FEET, TO A POINT ON THE SOUTH LINE OF LOT 8 OF R.C. SLIGHS SUBDIVISION, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 1, PAGE 88 OF THE PUBLIC RECORDS OF, FLORIDA; THENCE SOUTH 89 55 05 EAST, ALONG SAID SOUTH LINE, 549.30 FEET, TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF THE SEABOARD COASTLINE RAILROAD; THENCE SOUTH 12 17 55 WEST, ALONG SAID WESTERLY RIGHT-OF-WAY LINE, 2025.37 FEET, TO A POINT ON THE NORTHERLY RIGHT-OF-WAY LINE OF DART BOULEVARD, ACCORDING TO THE RIGHT-OF-WAY MAPS OF THE BUENAVENTURA BOULEVARD EXTENSION PREPARED BY ARRINGTON-HOBBS IN 1985; THENCE WESTERLY, ALONG SAID NORTHERLY RIGHT-OF-WAY LINE THE FOLLOWING COURSES: NORTH 89 41 17 WEST, 187.96 FEET; THENCE NORTH 00 18 43 EAST, 10.00 FEET; THENCE NORTH 89 41 17 WEST, 82.31 FEET, TO A POINT OF CURVATURE OF A CURVE, CONCAVE SOUTHERLY; THENCE WESTERLY, ALONG SAID CURVE HAVING A RADIUS 1507.40 FEET, A CENTRAL ANGLE OF 18 58 46, AN ARC LENGTH OF 499.33 FEET, A CHORD LENGTH OF 497.05 FEET, AND A CHORD BEARING OF SOUTH 80 49 21 WEST; THENCE NORTH 66 02 23 WEST, 73.48 FEET; THENCE NORTHERLY ALONG THE EASTERLY RIGHT-OF-WAY LINE OF COUNTY ROAD 527, ACCORDING TO THE SAID RIGHT-OF-WAYS MAPS OF THE BUENAVENTURA BOULEVARD EXTENSION THE FOLLOWING COURSES: NORTH 22 22 14 WEST, 24.42 FEET, TO A POINT OF CURVATURE OF A CURVE, CONCAVE EASTERLY; THENCE NORTHERLY, ALONG SAID CURVE HAVING A RADIUS OF 1466.40 FEET, A CENTRAL ANGLE OF 06 27 31 AN ARC LENGTH OF 165.30 FEET, A CHORD LENGTH OF 165.21 FEET, AND A CHORD BEARING OF NORTH 19 08 29 WEST; THENCE SOUTH 74 05 17 WEST, 10.00 FEET, TO A POINT ON A NON-TANGENT CURVE, CONCAVE EASTERLY; THENCE NORTHERLY, ALONG SAID CURVE HAVING A RADIUS OF 1476.40 FEET, A CENTRAL 24